Address locked, Crows Nest

3 houses today → about 20 homes as apartments, up to 4 storeys. About 1,200 m², 20 m frontage, zone R3.

Residual land valueA$8.0m

Likely ask (3 houses)A$6.0mFrom the land values x 1.15

HeadroomA$2.0m

Gain over buying separatelyA$2.0m

Claim this holding

A$182 inc GST · 3 months

A claim takes this holding off the market for every other member for 3 months and opens its address, lot outline, exact figures and neighbours to you.

Sites whose best option clears a 40% margin on cost at the likely ask are A$387. One claim credit claims any site.

Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Apartments, up to 4 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.5:1 · 17.5 m	20	4	1,750 m²	A$27.5m	A$11.0m	A$8.0m	A$2.0m	A$6.0m33% on cost · 22% on revenue
Cost stack Construction 1,750 m² at A$4,900/m²A$8.5m Basement parkingA$600k DemolitionA$140k Consultants, DA and certification (9%)A$850k Contributions (A$28,000 per new home)A$425k Contingency (5%)A$500k Then selling costs 3%, GST on the margin, finance 7.5%, stamp duty 5.5% and a 20% developer margin solve for the land. Buying at the likely ask of A$6.0m instead leaves A$6.0m pre-tax on a total development cost of A$19.0m.
Apartments, up to 6 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 1.95:1 · 22.8 m	25	6	2,250 m²	A$35.0m	A$16.0m	A$8.0m	A$2.0m	A$7.5m30% on cost · 21% on revenue
Cost stack Construction 2,250 m² at A$5,500/m²A$13.0m Basement parkingA$800k DemolitionA$140k Consultants, DA and certification (9%)A$1.2m Contributions (A$28,000 per new home)A$550k Contingency (5%)A$750k Then selling costs 3%, GST on the margin, finance 7.5%, stamp duty 5.5% and a 20% developer margin solve for the land. Buying at the likely ask of A$6.0m instead leaves A$7.5m pre-tax on a total development cost of A$24.0m. Includes 15% affordable housing at 65% of market.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	5	2	800 m²	A$10.0m	A$4.0m	A$3.0m	-A$3.0m	-A$1.8m-16% on cost · -18% on revenue
Cost stack Construction 800 m² at A$4,100/m²A$3.3m DemolitionA$140k Consultants, DA and certification (9%)A$300k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$180k Then selling costs 3%, GST on the margin, finance 7.5%, stamp duty 5.5% and a 20% developer margin solve for the land. Buying at the likely ask of A$6.0m instead leaves -A$1.8m pre-tax on a total development cost of A$11.0m.

Site facts

Houses: House, 400 m² House, 400 m² House, 350 m²
Site area: About 1,200 m²
Street frontage: About 20 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 550 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$5,500,000 at 1 July 2025, NSW Valuer General (the houses together)